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Killaloe
Killaloe
Introduction and Context
Killaloe was home to the legendary Brian Boru, the High King of Ireland from 1002 to 1014 and is a former capital of Ireland. Remaining important as a market town, Killaloe has enjoyed an upsurge in prosperity, beginning early in the 19th century with the development of commercial traffic on the Shannon Waterway.
Killaloe is physically linked by the historic bridge across the Shannon at the southern-most tip of Lough Derg to the settlement of Ballina in County Tipperary. The settlements have a complementary nature and recognising this will allow the expansion of services available to residents of both settlements.
Today the towns continue to act as a service and retail centre for the surrounding hinterland in East Clare and North Tipperary. Killaloe plays a strong cultural, retail and community role in the region. Killaloe also has a strong educational function with a major new expansion of St. Anne’s Community College completed in 2019. Under the patronage of Limerick Clare Educational Training Board (LCETB), the school caters for in excess of 570 post-primary students
The town has significant appeal for development because of its proximity to Limerick and its location on one of the few crossings over the River Shannon. Killaloe and Ballina have experienced significant pressure for development in recent years. However, in recent times infrastructure deficiencies have constrained development in both towns.
Water is supplied from the Killaloe Public Water Supply which is fed from a groundwater source. At the time of preparing this Plan, Irish Water was investigating the possibility of connecting Killaloe to the Newport Water treatment Plant in Tipperary via Ballina to ensure security of supply.
Wastewater from Killaloe is treated in Ballina and the existing wastewater treatment plant is currently operating at hydraulic capacity and cannot accommodate any further significant development. The planned upgrade of the Ballina WWTP is scheduled for completion in 2024 as set out in the Irish Water Capital Investment Programme. Until such time as the upgrade has been undertaken any future residential development is constrained.
Killaloe and Ballina suffer from significant traffic congestion on the old bridge. A new Shannon river crossing, Killaloe by-pass and upgrade of the R494 was approved by An Bord Pleanala in 2012 to alleviate this problem. Advance works have now started on the project and the main construction period is expected to take 3 years to complete. This Plan provides an Infrastructure Safeguard for the approved route of both the by-pass and the new river crossing. Completion of this project will transform Killaloe and Ballina by reducing travel
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time, improving the flow of traffic, reducing noise and pollution, improving environmental quality and providing opportunities for enhanced access.
The infrastructure and traffic management upgrades will provide be considerable scope for future development in both settlements to meet the needs of current and future residents. Such development will include residential, community and employment-generating uses to ensure the sustained future growth of the linked settlements. The By-pass also presents an opportunity to revitalise and reconnect the towns by re-imagining public spaces and connecting key landmarks with a strong focus on the pedestrian and cycle environment. In light of this Clare County Council along with Tipperary County Council commissioned a Killaloe-Ballina Town Enhancement and Mobility Plan. This is a non-statutory planning document providing a comprehensive coordinated guidance to improve transportation and mobility management as well as to stimulate the sustainable and enhanced public realm for both Killaloe and Ballina.
Killaloe and Ballina have been designated as a Heritage Town, a status which is bestowed on towns across Ireland that exhibit unique heritage resources. These towns have a strong physical heritage and will be developed as being representative of the heritage of Ireland. Killaloe and Ballina boast a magnificent arched bridge across the River Shannon which joins the two towns. Today the towns share a visitor centre, a Romanesque cathedral and a church although much of the historic streetscape is in Killaloe. The historic importance of the settlements and their surviving features and attractive location at the southern end of Lough Derg are major visitor attractions.
Clarisford Park is a top class community and sports facility located on the banks of the River Shannon. The park consists of a sports hall, dressing rooms, playing fields, sand-based allweather facilities, training paddocks, running trails and a community park. Clarisford Park is an excellent example of the positive impact of sports and recreation on the community of Killaloe and Ballina. The Clarisford project is an excellent example of how health and wellbeing can be promoted, developed and integrated within a community with the support of Clare County Council, funding bodies and other local organisations. The project is also an appropriate vehicle for initiatives such as ‘Healthy Killaloe Ballina’ which is promoted by a range of public and private stakeholders.
General Objectives
• To ensure that Killaloe continues to act as an important local service centre that maintains a sustainable community, a good quality environment, providing public transport to key centres and a high quality of life for those who live in the town and its hinterland;
• To promote the consolidation of the town through brownfield reuse/redevelopment and to address vacancy and the under utilisation of the existing building stock, while also promoting compact growth within the identified land use zoning to support existing
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services and encourage the development of new services, whilst retaining its existing character and its historic core area;
• To provide zoning that will facilitate the sustainable expansion of the existing town centre and promote the development of residential lands which will provide an appropriate mix of housing types and densities, together with complementary land uses such as community facilities and public transport facilities which will serve the current and future resident population of Killaloe;
• To deliver up to 30% of all new homes targeted for Killaloe within its existing built-up footprint;
• To promote Killaloe as a gateway to County Clare for traffic approaching from the east;
• To promote the development of the commercial, tourism and retail sector in the town;
• To promote enterprise and employment-generating development in order to increase the sources of employment in the town;
• To ensure that future growth is balanced and sustainable and is relative and appropriate to the scale, size and character of the existing town;
• To secure the provision and completion of a Shannon Bridge crossing and the Killaloe western relief road;
• To work in coordination with Tipperary County Council to progress the development of
Killaloe and Ballina as linked settlements;
• To promote the healthy activity profile of both towns;
• To support the implementation of the Killaloe-Ballina Town Enhancement & Mobility Plan and improve the overall public realm, pedestrian facilities and linkages in the settlement especially between the schools and the town centre.
Employment and Enterprise
Completion of the new Shannon Bridge crossing and western by-pass will signal a new era for Killaloe, transforming it and renewing interest in its economic potential as an excellent place to locate business. The river crossing and relief road will place Killaloe at the geographical centre of the Mid West region and offer businesses better connectivity to the wider region and country. Killaloe is well recognised as a highly desirable place to live and the opportunity now exists to build on this reputation and extend it to business and enterprise.
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Killaloe has a number of quality cafes and high-end ladies fashion shops. There is an opportunity to build on this reputation by continuing to offer a diverse retail mix.
Tourism
Killaloe’s economic base will continue to be strongly associated with tourism activity arising from its location on Lough Derg, its recreation facilities at Clarisford Park, nearby Ballycuggeran Woods, Moylussa and Two-Mile-Gate. In order to support tourism the following sites are indentified:
TOU2 Clarisford/Killestry Tourism Site
This site has been identified for tourism development having regard to its strategic location adjoining the town of Killaloe and its proximity to the River Shannon and Lough Derg. The zoning recognises the potential of these lands to accommodate development that will significantly contribute to the tourism industry at both a local and regional scale.
Part of the site is identified as being within Flood Zone A/B. Development within Flood Zone A/B shall be retained for open space or other water compatible uses. A site specific Flood Risk Assessment will be required as part of development proposals for the site. The development of holiday homes / short stay accommodation will not be permitted on the areas identified as being within Flood Zone A/B.
Proposals for development on the site must meet the following criteria:
• Development proposals for lands at TOU2 must include a masterplan for the entire site showing linkages to neighbouring developments and the surrounding area, proposed service provision and access routes to the site. The masterplan shall incorporate a habitat and species survey and an ecological assessment. These will inform the screening for appropriate assessment together with the Natura Impact Statement, should it be determined that an appropriate assessment is required;
• Development proposals must make provision for safe vehicular and pedestrian access to the site. Permanent or temporary access shall be addressed as part of a masterplan for the overall TOU2 site. Temporary access to TOU2 via unzoned lands may be considered in advance of the Killaloe bypass;
• The lands zoned TOU2 are adjacent to the Lower River Shannon SAC (Site Code 2165).
Given the extent of the area zoned for ‘Tourism’ at Killestry, it is imperative that there are no significant impacts on the adjacent ecologically sensitive shoreline. adjoining
Lower River Shannon SAC (Site Code 2165);
• Nutrient loading, siltation or any negative impacts on water quality must be avoided as these can have potential negative impacts on the aquatic ecosystems, e.g. fish habitat;
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• A sufficient buffer zone shall be put in place between any proposed development on
TOU2 and the European site;
• Trees and hedgerows must be retained and maintained throughout the site where possible as these act as wildlife corridors;
• The hydrology of the site and subsequent potential impact on the adjacent SAC must be taken into account at all times and this must be demonstrated as part of any planning application;
• Ground disturbance to the adjacent SAC must be avoided;
• Due regard must be had to the flight paths of bats in relation to the retention of trees.
The migration paths and habitats of mammals, birds and fish along the Lower River
Shannon must not be disrupted. Any future developments must not lead to the further spread of invasive species (Rhododendron and Japanese Knotweed) at this site;
• Proposals for development on the site must demonstrate that suitable services and infrastructure, particularly relating to water supply and wastewater infrastructure, can be provided to serve the proposed development.
Compliance with these measures will not presume in favour of development on this site.
TOU5 Canalside
This open space, which is associated with Abbey House, a Protected Structure (RPS 439), spans the area between the canal and the approach into Killaloe on the R463. The boundary to the road forms a visually strong edge consisting of a stone wall overhung with mature trees. Given the setting and character of the site, it may have potential for appropriate tourism uses.
TOU6 Ballyvalley
A masterplan shall be prepared for the site showing linkages to neighbouring developments and the surrounding area, services and roads access.
Part of this site is identified as being within Flood Zone A/B. Development within Flood Zone A/B shall be retained for open space or other water compatible uses. A site specific Flood Risk Assessment will be required at development application stage. The development of holiday homes/short stay accommodation will not be permitted at this site.
Due to the location of the site adjoining a proposed Natural Heritage Area and upstream from the Lower River Shannon SAC, all proposals for development on the site must initially be subject to a habitat and species survey followed by an ecological impact assessment.
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Nutrient loading, siltation or any negative impacts on water quality must be avoided as these can have potential negative impacts on the water quality and on the aquatic ecosystems, e.g. fish habitat. Encroachment must be avoided by establishing a riparian buffer zone. Habitat fragmentation and/or loss must be avoided and trees and hedgerows must be retained and maintained throughout the site as these act as wildlife corridors. Full account must be had to the flight paths of bats in relation to the retention of trees. The migration paths and habitats of mammals, birds and fish along the Lower River Shannon must not be disrupted. Any future development must not lead to the further spread of invasive species (Rhododendron and Japanese Knotweed) at this site and will need to provide, as part of the overall site masterplan, a work programme for the safe removal and eradication of Japanese knotweed on this site. A scenic route runs along the entire western boundary of the site. The ecological assessment will inform the screening for appropriate assessment and the appropriate assessment itself where necessary. These assessments must consider the cumulative and in-combination environmental and ecological impacts of the proposed development on the wider area. Furthermore any development proposals on this site must adhere to the requirements of the Water Framework Directive and the Shannon River Basin District Management Plan or any future National River Basin Management Plan.
Due to the location of the site in close proximity to the historic site of Brian Boru’s fort, an archaeological assessment of the site must be submitted as part of any development proposal for the site.
Retail Objectives
Killaloe provides a range of local services meeting the day to day needs of its catchment population. Killaloe also benefits from its tourist and visitor attractions, which allows it to support a wider range of comparison goods than would be justified by its local catchment population. The traditional provision along Main Street/Church Street has been supplemented by the development of the Convent Hill Shopping Centre to the rear of properties fronting the south side of Main Street.
In accordance with the provisions of the Retail Strategy, the following are the objectives for retail development in Killaloe:
• To support the town as an important centre for the provision of convenience goods and retail services; • To support the provision of non-bulky and bulky comparison goods outlets in the town centre where these are aimed at meeting the needs of the local catchment populations.
Enterprise (ENT1) West of Town Centre
There are a number of small industrial units located within Killaloe, providing employment and services to the surrounding community. Clare County Council encourages the retention of the existing industrial units within the town to promote local employment. It is
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recognised that some of these units may need to be upgraded during the lifetime of this Plan.
Opportunity Sites
OP1 Bane Field and Tobermurragh Park
Clare County Council obtained Part 8 permission for the development of Bane Field and Tobermurragh as an new urban park environment by redesigning Tobermurragh Park and Bane Field as complementary halves of the one place, informed by its industrial, cultural and natural heritage, while enhancing its gateway location at the edge of Killaloe and exploiting its elevated position overlooking and adjacent to Lough Derg. The project design was informed by the Masterplan for Tobermurragh and Bane Field. To date works have been carried out in an effort to eliminate invasive species on site in preparation for further work on the project.
OP1 includes the wider area i.e. the dry-dock area, the former Steamboat Quay building to the north and the Pier Head area adjacent to the Lough. Although in varying ownerships, the design for Bane Field and Tobermurragh includes these areas. This will complement the designation of Killaloe and Ballina as a Heritage Town. The historic importance of the settlements, their surviving features and their attractive location are a major visitor attraction.
OP2 Site at Bridge Junction
The site, facing onto Killaloe Bridge is located at a prominent position at the entry point to Killaloe and County Clare from the east. In light of its prominent location at the entrance to this Heritage Town, the site could also cater for a public realm feature or civic space signalling the entry to Killaloe, from the bridge. A high quality design of any proposal is required to reflect its prominent gateway location.
OP3 Existing Petrol Filling Station and Adjacent Site (zoned Mixed Use)
Although the petrol filling station is currently in operation, this site is considered an opportunity site as it has a very prominent corner and gateway location on the northern approach to town and its development as a mixed use site could complement the existing tourism and recreational uses nearby.
Housing and Sustainable Communities
Killaloe is long recognised as a very attractive place to live, rich in natural beauty and amenity, and all within commuting distance of Ennis and Limerick. In order to make adequate provision for housing, lands have been identified within the town of Killaloe as being suitable for residential use. There is limited scope for further residential development within the town until such time as the planned upgrade of the wastewater treatment plant
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serving the area is completed by Irish Water. Proposals to upgrade the Ballina WWTP are planned by Irish Water scheduled for completion in 2024.
In addition to compliance with the policies and objectives in Volume 1 of this Plan, specific objectives apply to the following lands:
R1 Shantraud
This is a large site on the edge of the settlement. The site is well-located to accommodate the future expansion of the town, being in close proximity to the town centre and all of its associated services. Access to the lands shall be from both the north and the south of the site. Future development on the lands shall be contingent upon the provision of the Killaloe western relief road, the upgrade of the roadway adjoining the northern boundary of the site and the provision of footpaths to link the development to the existing footpath network in the town.
R2 Harbour Village
This is an undeveloped portion of land within a larger, partially developed, site. Development of this site shall have regard to the existing nature of development in the vicinity and shall incorporate a high quality of design. Part of the site is identified as being within Flood Zone A/B. Development within Flood Zone A/B shall be retained for open space or other water compatible uses. A site specific Flood Risk Assessment will be required
Any further development proposals must:
• Be connected to the public Wastewater Treatment Plant with adequate capacity for foul water during operation;
• Be accompanied by a Construction Environmental Management Plan (CEMP) detailing how surface water run-off, especially in relation to release of silt and other pollutants, will be controlled during construction. The CEMP must ensure that all surface water runoff during operation is treated via a combination of appropriate SUDS (i.e. green roofs, permeable paving, petrol interceptor, silt trap) prior to discharge to any surface water features;
• Be accompanied by an Ecological Impact Assessment and screening for appropriate assessment and/or Natura Impact Statement, as required. The assessments should be informed by detailed ecological surveys and should address but not be limited to the following: habitat survey, usage of the area by otter for breeding/resting/foraging, an assessment of the potential impact of the proposed development on the Lower River
Shannon SAC Qualifying Interest fish species (at various stages of their lifecycle) including spawning/breeding/migration habitat, occurrence of SPA Special Conservation
Interest species in the vicinity of the proposed development site;
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• Include a full light spill modelling study to demonstrate that the chosen lighting design would not create any increase in ambient light levels beyond the perimeter of the development footprint particularly in relation to Special Conservation Interest birds and otter.
R3 North West of Clarisford
Any future planning application associated with this site will be required to undertake an ecological assessment outlining the habitat types present together with a hydrological assessment indicating the surface water flows across the site.
R5 North of the Limerick Road
This site is located to the north of the Limerick Road in the town and is in close proximity to the secondary school and primary school. The land is steeply elevated over the adjoining public road and therefore vehicular access from the adjoining road the R463 may be restricted however pedestrian linkages must be achieved on either sides of the site. Footpaths shall be provided to link development to the existing footpath network in the area, including connectivity with the school.
Strategic Residential Reserve (SRR)
Acknowledging that not all lands within the settlement boundary of Killaloe will be required for development to 2028, lands which comprise infill or contiguous sites or have a planning history for residential use and can form part of the long-term sequential expansion of the settlement are zoned SRR. Consideration may be given to the development of some SRR lands before the end of the plan period, in line with provisions set out for Strategic Residential Reserve in Section 19.4 of Volume 1.
AG1 Shantraud
These lands have been zoned for agricultural purposes to facilitate the potential for the development of allotments for the people of Killaloe.
C15 South of the GAA field (REC2)
This land is zoned for community use and would facilitate a new primary school site. The potential school access to these lands may also facilitate access to R5 lands to the south.
Transportation, Active Travel and Connectivity
The Killaloe is serviced by public transport with a regular Bus Eireann Service to Limerick and a Local Link service from Scarriff to Killaloe, Monday to Friday. Given the high level of outcommuting experienced in Killaloe, walking should be promoted as part of linked trips with public transport. The pedestrian environment around bus stops should be improved in
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tandem with land use proposals that consolidate the town centre and strengthen its sense of place and function.
Ballycuggaran amenity area (a blueflag beach), University of Limerick Adventure Centre and Ballycuggeran Wood which includes looped walks and access to Moylussa, the highest point in County Clare, are all located close by. These amenities are now directly linked to Killaloe and to Scarriff by a recreational amenity path providing easy access and connectivity to the wealth of blue/green infrastructure in the vicinity.
The completion of the Killaloe bypass during the life of the plan will provide opportunities within the town for enhancement to the public realm, promotion of active travel and enhanced access. Located at the heart of Killaloe and within the conservation area of the town, Royal Parade is characterised by St Flannan’s Cathedral along with commercial and office buildings. This is a key street and highly dominated by vehicular traffic and parked cars. With the planned Killaloe by-pass, it is expected to see reduced levels of traffic in the street, providing an opportunity to reconfigure the streetscape and enhance the pedestrian experience to create a more pedestrian friendly and vibrant environment.
Car parking is identified and proposed for part of the Deanery site, with connectivity to Royal Parade and St John’s Lane. A new car park would facilitate much of the public realm enhancement work that the bypass and new river crossing will allow for.
UT5 The Deanery
The site is identified for a public car park to facilitate off street parking and in turn allow for public realm enhancements in its vicinity. The site is immediately south of the Architectural Conservation Area with the Deanery, a Protected Structure to the west. The site is highly visible on approach to the town from the south and the design and layout of any proposal shall be of high quality and respect and enhance the setting. Proposal should include the provision of a rain garden both to soften hard edges and enhance biodiversity and have a particular focus on the natural environment, in its design and layout.
Place Making and Regeneration
Killaloe-Ballina Town Enhancement & Mobility Plan highlights public realm schemes/projects that would enhance Killaloe and build on its strengths by enhancing existing public spaces within the historic core, particularly The Green area located at the top of Main Street and the triangular space at the top of Cross Street. Enhancements are also needed at the gateway junction of New Road and the Tuamgraney Road (R463).
The realisalition of the Tobermurragh and Bane Field park will significantly enhance and regenerate these sites and bring them into active use while also promoting and enhancing the biodiversity and the blue/green infrastructure in the area. Pedestrian links from the town to these parks need to be enhanced with the underused but historic Ailliebhaun path being a priority. The overgrown embankment below this path has potential, if properly landscaped, to be a spectacular edge to the riverside approach into the town.
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Pedestrian connectivity from the newly developed retail areas on Convent Lane back to Main Street is vital to help regenerate the street. Carrig’s Lane will perform a useful function in this regard, as will the achievement of direct access from the supermarket carpark through to Main Street. Infill development providing accessible ‘downsize’ type homes on Main Street will be promoted.
REC1 Moys/Clarisford Recreation Area
This attractive area has now been developed as an intergenerational community sports facility including hall, dressing rooms, playing pitches, all weather pitches, training areas, running trail and parkland. The development took into consideration its location within the Lower River Shannon SAC and in accordance with ecological criteria.
Architectural Conservation Area (ACA)
The centre of the town of Killaloe has been designated as an Architectural Conservation Area (ACA). ACAs are places, areas, groups of structures or a townscape which are of special interest or contribute to the appreciation of a protected structure. The aim is to retain the overall special historic or architectural character of an area or place.
Flooding and Flood Risk
A Strategic Flood Risk Assessment was carried out as part of the preparation of this Plan. The SFRA in Volume 10(c) of this Plan advises that existing development at flood risk can be addressed through development management.
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